Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade B+villabudget

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€910,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 64% confidence).

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

25%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €72,852/yr
Average Daily Rate: €793
Payback Period: 15.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 70.9 / 100
Comparable Properties: 2
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.2M

+33.9% over asking

Asking price€910,000
IMT — Property transfer tax (investment schedule)€54,600
IS — Stamp duty (0.8%)€7,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,650
Total acquisition costs€76,780
Renovation (est. €900/m² × 225 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€202,500
(€157,500–€247,500)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

8.0%

True gross yield (all-in)

6.0%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 5
Bathrooms: 2
Building: 225 m²
Land: 520 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional stone pavingexternal staircasearched ground floor terrace

Score Breakdown

ROI
17.75
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
11.08
Rental Demand
2.52
Payback Speed
3
STR Suitability
3

Description

House located in a quiet area near Carvoeiro and 5 minutes from benagil beach. The villa consists of two independent floors, the Ground floor consisting of a T2 and the 1st floor composed of a T3. The villa needs renovation and has a lot with excellent area. From the villa you can see the monchique mountain range and

Location

📍 37.1101°N, 8.4519°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
5 Beds
Bathrooms
2 Baths
Built Area
225 m²
Land Plot
520 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$251K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$4,471/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.4 yr
Rental only

Property details

Energy: D
Condition: needs-renovation

Description

House located in a quiet area near Carvoeiro and 5 minutes from benagil beach. The villa consists of two independent floors, the Ground floor consisting of a T2 and the 1st floor composed of a T3. The villa needs renovation and has a lot with excellent area. From the villa you can see the monchique mountain range and

Income Breakdown

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Nightly Rate (ADR)
$1,160/night
50% ($534)Brixfox estimate($1,160/night)200% ($2134)
Occupancy
25%
10%Brixfox estimate(25%)100%

Short-Term Rental

Yearly income
$53,656
Airbnb data$1,160/night · 25% occupancy
Rental income
$1,160/night · 25% occ.
$106,514
Running costs (20%)
Utilities, cleaning, maintenance
-$21,303
Income tax (10%)
Indonesian rental income tax
-$29,824
Property tax
Annual property tax
-$1,731
Net income
5.4% ROI
$53,656

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$989,130
IMT (transfer tax, investment schedule)$59,348
Imposto de Selo (stamp duty)$7,913
Notary & registration$1,359
Legal / due diligence$14,837
Total acquisition costs$83,457
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$220,109
($171,196–$269,022)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$1,321,935

Gross yield (asking)

10.8%

True gross yield (all-in)

8.1%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$6.1M$4.6M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $910K
Capital appreciation
Property value growing at +4%/yr based on Lagoa/Carvoeiro market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$262K
Total Position
$1.4M
+50%
8.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$566K
Total Position
$1.9M
+110%
7.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+265%
6.7%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$2.3M
Total Position
$5.3M
+482%
6.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
25% average occupancy
Nightly Rate
Strong
$1067 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
520 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1067 — positioned in the top tier
Generous 520 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 25% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.8%
$7,264/mo
40% occ.
11.8%
$9,734/mo
25% occ.
7.4%
$6,069/mo
current
35% occ.
10.4%
$8,539/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.